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    Property profile & analytics

    965 Un Rd, Unit 973 West Seneca, NY 14224-3453

    • Office buildings
    • 8,698 SF
    • 0.86 lot acres
    OFF-MARKET
    Value Estimations
    $1,535,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-1623907
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Sgroi Financial / Financial Advisor

    Property Details for 965 Un Rd

    Year built
    1954
    Lot size
    0.86 lot acres
    Property size
    8,698 SF
    Zone code
    10
    Property type
    Office buildings
    APN
    146800 143.08-4-24.11
    APU
    1468001430842411

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $1,930,000
      6.5%
      $1,780,000
      7%
      $1,655,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,565,000
      Market price range: $625k - $1.57M
      AI Estimate
      $1,258,000
      Market price range: $447k - $1.26M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $1,170,000
      Current use
      RETAIL STORES
      $1,250,000
      Change: +7% Conversion: Moderate
      NEIGHBORHOOD: SHOPPING CENTER
      $1,130,000
      Change: -3% Conversion: Difficult
      RESTAURANT
      $1,075,000
      Change: -8% Conversion: Moderate

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    West Seneca
    County
    Erie
    State
    New York
    Longitude
    -78.7529
    Latitude
    42.8269
    CBSA code
    15380
    CBSA name
    BUFFALO-NIAGARA FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2019
    $50,964
    $72,800
    $487,400
    $560,200
    -
    $280,000
    $1,874,615
    $2,154,615

    Comparable in this City

    • Value Estimation by Request
      1,775 SF

      3890 Seneca St

      OFFICE BUILDING • 1,775 SF
      3890 Seneca St, Buffalo, NY 14224-3488
      View Details
    • Value Estimation by Request
      4,270 SF

      810 Ctr Rd

      OFFICE BUILDING • 4,270 SF
      810 Ctr Rd, Buffalo, NY 14224-2238
      View Details
    • Value Estimation by Request
      6,480 SF

      20 America Dr

      OFFICE BUILDING • 6,480 SF
      20 America Dr, Buffalo, NY 14224-2225
      View Details
    • Value Estimation
      $780,000
      8,260 SF

      4085 Seneca St

      PROFESSIONAL BUILDING • 8,260 SF
      4085 Seneca St, Buffalo, NY 14224-3000
      View Details
    • Value Estimation by Request
      4,176 SF

      531 Ctr Rd

      PROFESSIONAL BUILDING • 4,176 SF
      531 Ctr Rd, Buffalo, NY 14224-2129
      View Details
    • Value Estimation by Request
      8,000 SF

      888 Ctr Rd

      OFFICE BUILDING • 8,000 SF
      888 Ctr Rd, Buffalo, NY 14224-2218
      View Details

    Similar Nearby for Sale

    • $3,000,000
      Pending

      Modern Commercial Property in Orchard Park

      Two-story commercial property with drive-thru, built in 2017.
      3020 Orchard Park Rd, West Seneca, NY 14224
      View Details
    • $354,900
      3,327 SF

      Two Buildings on Seneca Street

      Two buildings suitable for residential or office use.
      3638 Seneca St, West Seneca, NY 14224
      View Details
    • $495,000
      3,600 SF

      Office Building with Basement

      Office building featuring a full basement and parking spaces.
      721 Center Rd, Buffalo, NY 14224
      View Details
    • $134,900

      Freestanding Office Building Opportunity

      Office building with potential for customization and multiple uses.
      1403 Union Rd, West Seneca, NY 14224
      View Details
    • $1,500,000
      15,000 SF

      Versatile Commercial Building with Development Potential

      15,000+ sq ft commercial building with development opportunity.
      1475 Orchard Park Rd, West Seneca, NY 14224
      View Details
    • Contact for pricing

      Mixed-Use Building with Apartments

      Multi-use building with office space and apartment units.
      1293 Union Rd, West Seneca, NY 14224
      View Details

    Similar Nearby for Lease

    • New
      $249,900
      2,603 SF

      Two-Story Office Building in Buffalo

      Two-story office building for sale or lease in West Seneca.
      3686 Seneca St, Buffalo, NY 14224
      View Details
    • $14 SF/Yr
      8,196 SF

      West Seneca Office Space Available

      1900 sqft office space with 6-8 offices near Buffalo.
      51 N America Dr, Buffalo, NY 14224
      View Details
    • $240 SF/Yr
      15,181 SF

      West Seneca Office Space Available

      15,181 SF Office Building, 5,940 SF Vacant
      1900 Ridge Rd, West Seneca, NY 14224
      View Details
    • Contact for pricing

      West Seneca Flex Space Available

      Flex office and warehouse/distribution facility available for lease.
      150 Empire Dr, West Seneca, NY 14224
      View Details
    • $1,500 /Mo
      1,000 SF

      Office Space Near I-90 Thruway

      Office space for rent with high visibility and ample parking.
      220 Center Rd, Buffalo, NY 14224
      View Details
    • $200 SF/Yr
      5,578 SF

      West Seneca Retail/Office Space

      900 SF, prime Union Rd location. Full build-out available.
      2339 Union Rd, West Seneca, NY 14224
      View Details
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    West Seneca, NY 14224-3453
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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